Bylaw 1844/2017, Town of Redcliff Off-Site Levies Amending Bylaw
Redcliff, Alberta
· No. 1844/2017
· adopted 2017-06-26
· summary & facts
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BYLAW 1844/2017
OF THE TOWN OF REDCLIFF
IN THE PROVINCE OF ALBERTA
A BYLAW OF THE TOWN OF REDCLIFF IN THE PROVINCE OF ALBERTA FOR THE PURPOSE
OF AMENDING BYLAW 1829/2016 BEING THE REDCLIFF OFF-SITE LEVY BYLAW.
WHEREAS Bylaw 1829/2016 requires a yearly update of the offsite levies rates and calculations
supporting those rates.
AND WHERAS the Town of Redcliff Offsite Levies, 2017 Levies Recalculation Final Report has been
received that outlines updates to the off-site levies rates and calculations supporting those rates.
AND WHEREAS copies of the bylaw and related documents were made available for inspection by
the Public at the Municipal Office as required by the Municipal Government Act R.S.A. 2000, Ch. M-
26;
AND WHEREAS a non-statutory public hearing with respect to this bylaw was held in Council
Chambers at the Town of Redcliff on the 26" day of June, A.D. 2017.
NOW THEREFORE THE MUNICIPAL COUNCIL OF THE TOWN OF REDCLIFF IN COUNCIL
ASSEMBLED ENACTS AS FOLLOWS:
ai This bylaw be cited as the Town of Redcliff Off-Site Levies Amending Bylaw 1844/2017.
Pak That the report Town of Redcliff Offsite Levies, 2017 Levies Recalculation Final Report is
affixed as Schedule "C".
3. That where in the Bylaw the Report is referred to it shall mean the report found in Schedule
"C" unless the matter is not dealt with in the report in Schedule "C" in which case the report in
Schedule "B" shall be referenced.
4. That Schedule "C" shall govern over Schedule "B".
§. This bylaw shall come into force on the date of final reading and signing thereof.
READ a first time this 8" day of May, 2017.
READ a second time 26" day of June, 2017.
READ the third time this 26" day of June, 2017.
PASSED and SIGNED 26" day of June, 2017.
MAYOR. :
MANAGER OF LEGISLATIVE AND LAND SERVICES
Schedule C
Off-site Levies Amending
Bylaw 1844/2017
Town of Redcliff Offsite Levies
2017 Levies Recalculation
FINAL REPORT
'@ |
San
TOWN OF REDCLIFF
PLANNING & ENGINEERING
DEPARTMENT OPT H Ro
SSS SSems-m:
4) Lh
egies Town of Redcliff Offsite Levies
(seas 2017 Levies Recalculation
FINAL REPORT
Corporate Authorization
This Document entitled "2017 Levies Recalculation" has been prepared by the Town of Redcliff's Planning &
Engineering Department for the use of the Town of Redcliff. The information, data, recommendations and
conclusions in this report represent the Planning & Engineering Departments best professional judgement at
the time of preparation of the report. The Town does not accept any liability whatsoever from other parties
who may obtain this report and use it, or any of its contents, without prior written consent form the Town.
ENG, , ;
ore "eS PERMIT TO PRACTICE
xe ™ i® TOWN QF RED@LIFF
uj K | \= Signature
un 9) on
Yas Date____Tr :
=4=fe PERMIT NUMBER: P 5554
: ee The Association of Professional Engineers,
ERAR) Geologists and Geophysicists of Alberta
James Johansen P.Eng.
Director of Planning & Engineering
Gea sies Town of Redcliff Offsite Levies
2017 Levies Recalculation
ie FINAL REPORT
Executive Summary
This is final report for the 2017 recalculation of the off-site levies.
The Town of Redcliff adopted an Off-Site Levies Bylaw and Policy on September 12, 2016. Through
the public consultation process some issues with the data entered into the Corvus model that was
attached to the bylaw came to light. However it was decided that it was preferential to pass the
Bylaw and the Policy and correct the issues in the Corvus report at the time of the 2017
recalculation.
The proposed Offsite Levies Rates for 2017 are shown in the table below:
p15] 83200172] 25,3107] $21,068.24] $0.00] $78,360.74
[as | $2735.76] 92531077 | $26,704.58] _$0.00| $81,691.19 |
| _35| 82086653 | $27.66422| $10,967.23] 1792630) $77,613.29
| 45] $32,001.72] $36,019.74] $22,600.46 | $23,755.71 | $114,467.64 |
[55] $28,542.60] s34,e6001/ $3567907| $0.00) $97,107.68 |
[8s | _ 254260] ss4as001| $3367.07] $0.00] _ $97,101.68
| 85] $25,341.03] $25,31077| $28,784.58 | $0.00 | $79,436.38 |
p95] ss0.at7.ea| _sz7.e5a22| $1367541| _$14537.04| $106,404.52 |
| 105 | $11,065.22 | $41,851.97 | $7,085.03 | $22,525.30 | $82,527.51
Other than the changes to the levies rates no changes are proposed to the Bylaw.
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a FINAL REPORT
Table of Contents
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2.4 Undeveloped lands within the 25 year horizon and beyond the 25 year NOriZON .....eeeed
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4.1 Summary of the proposed: 2017 Offsite: LEVIES, .issscessissascicasececsoseversssevdelsveassaaresisarsausessaersiavisecced O
42. '\ProposedOFfsite Levies: PerArea.brcasscassnrasscsesenammmmidencrnsansaseanianeveanmvensisaniele
4.3 Developiient: ares SUMIMALY us iesacsessreamnresacessscrcrennessvmnunndasedisitiniunnpanciaiatnannininiennsses lO
4.4 OSE SUNIL tava cdennceniadessetvecdssnadsanccuscresyptaitionenteesveigetessda civbedd seeuenanerennses caanemypncedsnanati adenomas tasecen il
AS: RESEWE Balante:. c.cntuneutmcaumanmemnsimnainsmesnanmdcrstrussnanaraumcaneinedsionmniunuanael)
4.6 INEEFESURALES scarce csrarenrgeingnsnaansimmduiarinicheimshinenaiaapnnadapracneiitinsnGianm ld
4,7 Comparison with 2016 Offsite Levies Rates. .icccscssssisssssssssvevesssssscesccesecsssssssvsseosecavssesssssssassenavazes T
APPENDIX "A" Project Maps
APPENDIX"B" Project Sheets
20f11 Pages
Ah fp
Ges Town of Redcliff Offsite Levies
(ecules 2017 Levies Recalculation
----_ FINAL REPORT
1 Introduction
The Town of Redcliff adopted an Off-Site Levies Bylaw and Policy on September 12, 2016. Through
the public consultation process some issues with the data entered into the Corvus model that was
attached to the bylaw came to light. However it was decided that it was preferential to pass the
Bylaw and the Policy and correct the issues in the Corvus report at the time of the 2017 recalculation
based on:
e The current economy and development activity in the region,
« That there were no known projects that the bylaw and policy would apply to at the time of
approval of the bylaw, and
e The bylaw requires a recalculation of the Off-Site Levy rates by the first Council meeting of
March ever year.
The issues identified in the Corvus report consisted of the following:
e There was some boundary issues with the 18 zones that the Town was broken into (i.e. not
following infrastructure catchment areas),
e Floodway and flood fringe of the South Saskatchewan River was not counted as ER,
e In-several zones the area defined as ER was not based on safe slope setbacks,
e Measurement of existing roads, public utility lots, Municipal Reserves & school sites was
inconsistent,
e Inclusion of non-developer driven projects on the project list,
e Inclusion of projects that were not oversized and required by a developer on the project list,
¢ Inclusion of some suggested projects that were to improve convenience but were not
required.
* Transportation and water projects being applied as benefiting every zone.
In addition to the above it was noted that;
* 18zones made the model more complex than was required and that with some
rationalization several zones could easily be consolidated,
e Several projects were actually a single project and could be consolidated,
« Several projects would be staged as to when they were required.
e Several projects should be split to allow them to be applied to different zones,
The above issues are addressed in the 2017 off-site levy recalculation in addition to the normal
items addressed in a recalculation such as;
e Project specific grants received,
e Monies paid into and out of the Off-Site Levies Reserves,
* Project status,
e Revised project cost estimates,
e New projects,
e Current financing rates,
Other than the changes to the levies rates no changes are proposed to the Bylaw or Policy.
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BL
GREATS Town of Redcliff Offsite Levies .
Pracasiouie S 2017 Levies Recalculation
2 FINAL REPORT
2 Land Areas
The number of zones was reduced from 18 to 11. Pina ----
This was done as follows: SS au =) 3 | 2
e The Environmental Reserve end Golf ee N TEE
Course Lands in Zones 10, 11, 12, 15, 16 & a ees Pare 1H
ipegaen! jae WA Lt St
17 were consolidated into a single zone. Pee le " be RNS
° The undeveloped area of zones 1, 2,3 & 4 | oo ee Wits D | Nau
were consolidated into a single zone and Bn sty Wee W my) RS
. et oa! ' mee SPM RRO»,
the developed areas were consolidated a React ae 1s bp
into zone 6, ee mat r Kf Lp
* Zone 6 &7 were consolidated, "=: fae te as, | <Q)
e Zone 5 was split into three zones to better re lie jist
reflect the developed and undeveloped ul "y . ad as
catchment areas and the development Lf 18 | Wn a 15s
, ay ia =
requirements of each zone. NN Bi I ban
e Zone 13 and 14 were consolidated in :
recognition that the offsite infrastructure
required was very similar. Figure 1 2016 Off-Site Levies Zone Map
e Zone 17 and 18 were consolidated in
recognition that the offsite
infrastructure required for --s
development was the same. ~ oe
~ 2.
Zone boundaries were adjusted where EE SSS ' aa
necessary to reflect servicing areas. Mt cD ao i |
tama @ESEE) NR ee a a ae
. 7 ee oe ts | oe aa iF
Figure 1 is the Zone Map from the 2016 Off- EY Se
Site Levies bylaw. Figure 2 is the proposed aatt= Ape Auda] SS Nite 3 |
Zone Map for the 2017 recalculation. FR aus iacecnnads |) ON Na
LEGEND . See bee ea' Jr en
[7] corvus monet cacHment AREA POLYGONS 5 Brene Hat , a iy
UNDEVELOPED LANDS IN THE 25 YEAR DEVELOPMENT HORIZON it NEEM A)
Cae UNDEVELOPED LANDS ESTHAATED TO DEVELOP BEYOND THE 25 YEAR Si <I) \
LANDS NOT INCLUDED IN COMPUTATION | y= :
DIY cour course area ¥--16 Nore,
GER) ctronmentar reserve a Loe
GY oresive vew exenrr
HE) 22: tooo exrenrs
(RR) 201s too exrenrs
Figure 2 2017 Off-Site Levies Zone Map
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Paesstoule S 2017 Levies Recalculation
7 FINAL REPORT
2.2 Areas and Land types
The South Saskatchewan River Flood Zones were brought into the map and lands in these zones
were included in the ER area calculation.
A desktop slope setback study was undertaken of the lands northwest of the Jesmond
neighborhood and the calculated safe slope setback line was included on the map and areas
calculated based on the safe slope setback line instead of the property lines.
It was noted that there are several uses of land for which Off-Site Levies cannot or will not be
collected from beyond the traditional excluded areas of ER and MR. These are:
e Public Utility sites such as storm ponds, water treatment plant, public works yard, police
station & fire station,
* existing roads,
e golf course, (unless it redevelops)
e existing school sites which may not be designated as MR.
These areas have been measured separately however they are combined as one area in the Corvus
model as the model cannot deal with these separately.
2.3 Developed, Undeveloped lands
Using the most recent air photo and utilizing the Town's knowledge of what has and has not been
developed the lands that are developed and are developable were separated out and the areas
calculated.
The test for whether a parcel of land developed was, "Did the land have permanent structures
installed on the land?" Therefore a parcel of land that is just used as a storage yard is considered
undeveloped whereas if there is a permanent building (or fuel station) and a storage yard, the land
for the purpose of the Corvus Model is considered developed,
2.4 Undeveloped lands within the 25 year horizon and beyond the 25 year horizon
Undeveloped lands are further broken into two categories, lands within the 25 year horizon and
beyond the 25 year horizon, Based on the current economic climate and development that has
occurred since the Corvus Model was created in 2014 these areas have been adjusted.
30fl) Pages
eR, Town of Redcliff Offsite Levies
2017 Levies Recalculation
a FINAL REPORT
3 Projects
The Town had two sets of Project Data Sheets, Off-Site Levies and MYCYP. These project sheets
have been combined so that there is only one set of project sheets, This has several advantages as
the MYCYP project sheets were updated in 2016 to include a 10 year project planning component,
most of the information required for the Off-site Levies Projects is the same and avoiding
duplication reduces the likelihood of errors.
3.1. Project Numbering Convention
A new project numbering convention was adopted. The reason was to make it easier to separate
the Off-site Levies projects from the rest of the capital projects.
The project numbering convention is as follows:
e OS Off-site Levies Project
e £& Capital Project (no offsite levies funding)
e °F Transportation Project
e W Water Project
x § Sanitary Project
e D Storm Project (Drainage)
° # Project number in each category
e GC Behind the project number indicates a closed project (i.e. consolidated into another
project or removed as an off-site levies project.
This numbering convention should also allow capital projects to be further differentiated based on
funding sources and reporting requirements.
Note that the Corvus Model requires that projects are not deleted but when they are removed they
are to be zeroed out (show no value). While this has some advantages to keep records it does
create issues with model size.
Project location maps are attached as Appendix A. Project sheets for the offsite levies are attached
as Appendix B
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CFeatlteS 2017 Levies Recalculation
ae FINAL REPORT
3.2. Transportation
Pinned Sa
The transportation projects are show in the table below.
OS-T1 |9th Ave SE - Mitchell St to Saamis 9th Ave SE Extension New cost estimate A more current cost estimate is available.
Drive (Eastside Phase 1 to
Saamis Drive)
OS-T2 |9th Ave SE - Main to Mitchell 9" Ave SE Upgrade (Main |No change
St. to Mitchell St.)
OS-T3 |3rd Ave Extension - Mitchell to 3rd Avenue Extension While in strict legal terms Broadway may be a single linked road from
Broadway (Mitchell St to Saamis the east boundary of the Town to the West boundary or the Town that
Drive) includes a couple of curves and a left/right turn couplet at the
intersection with Saamis Drive the common perception is that it is two
roads the first being from the east Town boundary to Saamis Drive and
the second being from the curve at the north end of Saamis Drive to
Broadway Ave and from there to the west Town boundary. There are
multiple reasons to follow the common perception one of which is ease
of signage and a second is that this is how the road functions.
OS-T4 |Broadway Ave Realignment Saamis Drive Introduce phasing. This change better reflects the whole project and not one isolated
Realignment component. As it is a large project it will likely be done as a phased
project in conjunction with development.
OS-T5 __|Intersection Upgrade - Traffic Broadway Ave E and No change
light/Roundabout & Pedestrian Mitchell St. Signalization
improvements on Broadway Ave and
Mitchell St
OS-T6C |intersection Upgrade - Traffic light Consolidated into OS-T4 |The major expenses of installing a traffic light will be done in
Saamis Drive and 9th Ave Saamis Drive conjunction with the construction of the intersection which will be done
Realignment as part of the road realignment project.
OS-T7C |5th Ave Main to Mitchell Upgrade Removed This project was removed from the offsite levies project list in 2017.
The project was noted as a suggested project by a member of the public
in 2010 Roadway Master Plan. There was no Engineering necessity of
this project nor was it development driven.
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OS-T8 Mitchell St N - South Railway to North | Mitchell St N (Trans- Split into two projects Different zones benefit from each project created. In addition the
Limit of Town Canada Highway to one north of the Trans- |project north of the highway will be phased as development occurs.
North end of Town) Canada Highway and
one south of the Trans-
Canada Highway. The
north project is phased.
10 Ave between Mitchell & Boundary |10 Ave N (Trans-Canada |Changed to address the |This project is far beyond the 25 year horizon. While the project is
Highway to Boundary whole of the road. inside and outside the Town Boundaries the Corvus Model has the
Road) capability of handling this and project phasing.
OS-T10 |3rdAve&3rdSTNE Intersection | ss (Nochange |
OS-T11C}TransCanada Highway 1 Broadway Removed This project was removed from the offsite levies list in 2017 as It is
Ave Pedestrian & Signal Timing Safety driven and not development driven.
Improvement
OS-T12 |8" ST NW upgrade - Broadway Ave to No change
4th Ave NW
OS-T13C|Street Lighting Improvement at 8" St Removed This project was removed from the offsite levies list in 2017 as it is
NW & Broadway Ave Safety driven and not development driven.
OS-T14C|10 Ave NW Connection - Town's Consolidated into OS-T9. |This is just one part of the 10™ Avenue North Project.
North Limit to TransCanada Highway
1
OS-T15C/|Signal 3 Avenue and Consolidated into OS-T4 |The major expenses of installing a traffic light will be done in
Broadway/Saamis intersection Saamis Drive conjunction with the construction of the intersection which will be done
(Replacement of Sth Ave and Realignment as part of the road realignment project.
Broadway Ave/Saamis intersection
Signal project from ICF policy 100)
OS-T16 Mitchell St N (South New Project This project was removed from OS-T8 as it has different benefiting
Railway to Trans -Canada areas.
Highway)
OS-T17 ae a River Road upgrade INew Project =' This project is required to facilitate development in the river valley.
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3.3. Water
Water Treatment Plant & Raw Water Project noted as Project has been completed. f
Pump Station upgrades & Pipeline completed,
Twinning
OS-W2 |Water Reservoir with Pump Station & |North Water Reservoir & |No change
Associated Connections Pump Station
[OSWS [Distribution System Upgrade | SSSSC*diNharge | SSCSC~"SCSCSC*S
Mitchell St Water Main Extension Mitchell Street Water No change
Trunk
OS-W5_ |Fire Flow Improvement - South No change
Highway Dr to Duncan
Watermain 3rd Ave SE Water Trunk 3% Avenue |No change
from Mitchell Street to
Saamis Drive
OS-W7C |Watermain Mitchell St N to Town's Consolidated into OS-W2 |This project is in support of creating a new water reservoir north of the
North Limit Trans-Canada Highway.
OS-WS8C |Watermain 10th Ave N between Removed This waterline would be built in the development as part of servicing
Mitchell & Boundary the development and not on the periphery of the development
providing no servicing. As the line is planned to be 300mm diameter it
would not be considered an oversized line.
OS-W9C |Boundary Rd N - Dirkson Drive N to Removed This waterline would be built in the development as part of servicing
Town's North Limit the development and not on the periphery of the development
providing no servicing. As the line is planned to be 300mm diameter it
would not be considered an oversized line.
OS-W10 |Water Tie-in 9th Ave LF Completed This project was completed in 2016 by Town forces.
Watermain Broadway Ave E/Saamis |Saamis Drive Water No change This change better reflects the project. As it is a large project it will
to 9th Ave SE Trunk likely be done as a phased project in conjunction with development.
OS-W12 |River Valley Potable Water Trunk | New Project This project is required to facilitate development in the river valley.
OS-W13 |Water Licence Purchase New Project This project is required to increase the quantity of water the Town can
take from the river.
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FINAL REPORT
3.4 Sanitary
Sanitary Network in Mitchell St N Sanitary Trunk in Mitchell|No Changes -- a '
Street N.
Upgrade to South Trunk Due to Upgrades to South Trunk |No Changes
Addition of Bayliss Area & River east of Eastside Phase 1
Terrace
Boundary Rd N Industrial Trunk No Changes
Upgrade
0554 _|NW Future Upgrades es ee ee
OS-S6 = |3rd Ave SE (Mitchell St to Broadway {3rd Ave SE Sanitary Change Name to
Ave) Trunk from Mitchell St to|Sanitary Trunk 3@
Saamis Dr. Avenue from Mitchell
Street to Saamis Drive
OS-S7 |9th Ave Sanitary Variable Sizes 9th Ave Sanitary Trunk |Change Name to 9"
from Eastside Phase 1 to |Avenue Sanitary Trunk
Saamis Drive from Eastside Phase 1 to
Saamis Drive
River Valley Lift Station and New Project This project is required to facilitate development in the river valley.
Forcemain
OS-s9_|Northside Sanitary SewerOffsites | |NewProvect§ |
Upgrades to Main Street due to Removed from OS-S2
Addition of Bayliss Area
OS-S11 |Upgrades to 9th Avenue Main Street Removed from OS-S2
to Eastside Phase 1
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3.5 Storm
Outfall Storm N Outfall Storm North to |No Changes This change better reflects the project. :
Coulee in Cypress
County
05:02 [Storm NetworkMichelstN | _------~--~--=*d(No Changes en er
Storm Network in 9th Ave 9th Ave SE Eastside No Changes
Phase 1 to Saamis Drive
SE
OS-D4 |Storm Network in Broadway Ave Saamis Drive Storm No Changes This change better reflects the project. As itis a large project it will
E/Saamis Dr Trunk likely be done as a phased project in conjunction with development.
Storm Pond Interconnections (3) Eastside Storm Pond No Changes This change better reflects the project. As it is a large project it will
Interconnections likely be done as a phased project in conjunction with development.
Existing industrial Area Storm
Improvements
South Highway Drive Stormwater
improvements
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CEES, Town of Redcliff Offsite Levies :
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4 Results
The following tables are reports generated by the Corvus Model.
4.1 Summary of the proposed 2017 Offsite Levies.
$50,418 $41,852 $33,679 $23,756 $114,468
$11,065 $25,311 $7085 | $$ | $77,491
Weighted
$37,213 $30,681 $18,117 $15,302 $101,314
4.2 Proposed Offsite Levies Per Area
$32,001.72| $25,310.77| $21,068.24] | $78,380.74
| | ~----s«$27,535.78| $25,310.77] $28,78458| | $81,631.13
$20,866.53 | $27,854.22| $10,967.23| $17,925.30| $77,613.29
| = ss 4 | ~---$32,001.72| $36,019.74} $22,690.46] $23,755.71 | $114,467.64
| 5] $28,542.60] $34,880.01 $33,679.07] | $97,101.68 |
| 5 | ~§28,542.60| $34,880.01] $33,679.07| ~~ '| $97,101.68
$26,197.65| $25,31077| $28,78458| = -- | -- $80,293.00
| si S| «$25,341.03 | $25,310.77] $2878458| | -- $79,436.38
| = ss 5 | ~--s $50,417.84] $27,854.22] $13,675.41| $14,537.04 | $106,484.52
$11,065.22 | $41,851.97 $7,085.03 | $22,525.30| $82,527.51
$31,112.29| $25,310.77] $21,068.24; | $77,491.31
4.3 Development area Summary
Gross Development Area 1,617.35 a)
Less Environment Reserve 336.73 20.8%
Less Municipal Reserve 53.61
Less ROW Allowance 203.26 12.6%
Net Development Area 1,023.75 63.3%
Developed Since Model Created nn Ee
Developed In Next 25 Years 268.59 26.2%
Developed Beyond 25 Years 755.17 73.8%
Net Development Area 1,023.76 Ce |
\,
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CGS Tes Town of Redcliff Offsite Levies
(aeseeeute S 2017 Levies Recalculation
--_ FINAL REPORT
4.4 Cost Summary
Transportation $69,140,062 $17,701,794
Water $30,756,522 $6,375,618
Sanitary $17,163,913 $4,822,009
Stormwater $11,243,161 $4,041,261
Total $128,303,659 $32,940,682
4.5 Reserve Balance
Transportation $0
Water -$3,103,565
Sanitary $0
Stormwater $0
Total -$3,103,565
4.6 Interest Rates
Interest Borrowing Rate | 3.25% |
Interest Earning Rate 0.50%
47 Comparison with 2016 OffsiteLeviesRates
| 95 | -- 46.0%| -37.3% 89.6% 277.5% 18.3%
| 95 | 46.0% | -37.3% 89.6% 277.5% 18.3%
| 6 | 46.0% | -37.3% 27.8% 254%| 52%]
| 95 | 46.0% | -37.3% 27.8% 25.4%
| 26. | -202%| 430%[ | | 3.4%|
io eee | -39.6% | -37.3% 52.1% 365.5% -13.8%
| oe | -39.6% | __ -37.3% 52.1%| | C-8.9% |
| 10.5 | 67.9% | -58%| ---18%| | HH
43.0%| 36.4% | sd -17.0%
-24.1% | -43.0% 86.4%; | -14.9%
| __ 6s | 17.3%] -215%| | Cs 23.0%
= ae 17.3%| -215%[ | --i(itiC*dTC CCC. 0H
-18.9% 69.4% 45.1%
| 45 | 7.8%] -18.9% 46.9% -22.8%
| - 5s 17.3%| -215%| | Cd 23.0%
an 17.3%] -215%( | CC C8.% |
= a -17.3% | __-21.5% 1181%| | CCC 9%
Note, a null entry means that there was not an Offsite Levy in the 2016 model,
jiofli Pages
Ad)
FINAL REPORT
APPENDIX "A" Project Maps
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TN .................. 9th Avenue SE - Eastside Phase 1 to Saamis Drive
To? ccc cece eesueseeess.. 9th Avenue SE - Main Street to Mitchell Street
TiO cece eee euscuesses.... 3rd Avenue - Mitchell Street to Saamis Drive
VAs i iii ee ce eS ew cee 4 i eae ee ees Dave: Realignment
T_5............. Intersection Upgrade - Broadway Avenue & Mitchell Street
T_8...... Mitchell Street N - Trans Canada Highway to North Town Boundary
T_9....,..... 10th Avenue NW & Trans Canada Highway to Boundary Road
TAD LL eee ees euee se... OFd Avenue & 3rd Street NE Intersection
T_12.......... 8th Street NW Upgrade - Broadway Avenue to 4th Street NW
T_16........... Mitchell Street N - South Railway to TransCanada Highway
Ve sca iae Sie De UW RQEaS o5a RARE S GSR AGIs doe Iver Road-Upgrade
Offsite Levy Transportation Projects
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VW_! ..... Water Treatment Plant - Raw Water Pump Station & Raw Water Pipeline Twinning
We? centurweewtie meee cages seeanee aoe oie-ee-ee s North Water Reservoir & Pump Station
WLS capunmiaas aeruraiainarnte ee nie sawALW AI Rie aig n--alera bic aeew LASTRDURON SYStent Upgrade:
WES secpweieecee Qua Seas CEE eer es cece MICE Street Water Trunk
Wo5 Le... e eee eee ee. ....... Fire Flow Improvement - South Highway Drive to Duncan
W6 ..... 2.2... ....... Water Trunk 3rd Avenue SE - Mitchell Street to Saamis Drive
WUD be orcwisssnis avcsaavainsiatree-onen obra meee Rar auaniios-es cise VWOROE LIC Ob Sub AveNES
WoO cece eee eee e eee eeeeeeesuuaeeeess... Saamis Drive Realignment Water Trunk
WD ccc cee cece eee eens eeneseeeeeeess River Valley Potable Water Supply Trunk
Me orp Sa tA zo wate Barty Sheeler wil 0l a aad REN ested Tae Ei cara ELI DONOR A UPCHaSeS,
Offsite Levy Water Projects
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S Vivcccccecevssceecetvsevssesesevess+. Sanitary Trunk in Mitchell Street N
S_2..... Upgrade to South Trunk due to Addition of Bayliss & River Terrace Areas
Sob. e ee ee.e......... Boundary Road N. Industrial Trunk Upgrade
Fo ss ose tee) Sues ect mend bisiriond wat uenied wed pale Ea DOR ree palages:
S_6..........3rd Avenue SE Sanitary Trunk from Mitchell Street to Saamis Drive
S_7.......... 9th Avenue Sanitary Trunk from Eastside Phase 1 to Saamis Drive
SB eee ce veces eeeeeeas+ s+. River Valley Lift Station & Forcemain
SO. cee ee eee esueseeeesesesses.,.-Northside Sanitary Sewer Offsites
SoD ctu can ones cas memtawmesay opaewana oom UP Gradeto: Main:Stteet-Trunk
Slee cn see ona mercies cate vase aeons Upgradete:Sauth Trunk
Offsite Levy Sanitary Projects
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DV... ee eeeeeeeess sss. Mitchell Street Storm Outfall
D2.................... Storm Trunk in Mitchell Street
D3 ................. Storm Network in 9th Avenue SE
D_4............Saamis Drive Realignment Storm Trunk
DO Bincncnsaas soca ow eoawe oc oto Pond Interconect
D_6.........Existing Industrial Area Storm Improvements
D_7.......... South Highway Area Storm Improvements |
Offsite Levy Storm Projects
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Town of Redcliff Offsite Levies
os cee ANAL REPORT
APPENDIX "B" Project Sheets
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Infrastructure class: Roads Cost of Work Completed
ie Off-Site Lew Reserve; Transportation Debenture Interest |
i Type: Offsite Levy Townes Share of Cost | S
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Project Description:
Completing a Residential Major Collector between the east end of Eastside Phase 1 and Saamis Drive.
Project justification:
This project will establish a major east west connector road in the south east quadrant of the Town. Beyond providing the access to the
Eastside Development it also provides a shorter route to existing residential areas in the south of the Town and future development in the
river valley. As such this road will be a major benefit to the Town. Including this road in the off-site levies allows for the Town and future
development areas to pay their share of the road and also allows for the Town to have the road completed as a corridor prior to it being
required by development as an access. This project will also relieve some of the pressure on the need to upgrade the intersection of
Broadway Avenue and Mitchell Street and will allow the deferral of building the full cross section of the Saamis Drive Realignment.
This project is likely to be required sooner than there will be funds available in the roads off-site levies reserve fund. Construction of the
road prior to development may create a situation where the location of the road impacts changes to development plans.
A recalculation of the project costs has been undertaken in February 2017. The project has been split into phases identifying that certain
parts of the project can be deferred. The items that are proposed to be deferred are, the separate sidewalks and trails which can be
installed at the time of development and creating a four lane divided urban section for the most easterly 200 metres and the tie to Saamis
Drive which can also be deferred either until adjacent development occurs or the Saamis Drive Realignment is undertaken.
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is Off-Site Levy Reserve: Transportation Debenture interest
Type) Offsite Levy Towns Share of Cost S\ | 9
Developer Amoun Las
Project Description:
Project is to upgrade 9th Avenue from a local road to a collector road standard.
Proje ct Justification:
This project will be driven by development in the river valley and in Eastside, Densification of existing areas will also contribute to the
need for this upgrade.
This road is not constructed to be able to accommodate predicted future traffic loads. As such it will become more and more unsafe and
more traffic will choose alternate routes that are longer and will put more traffic on other residential roads.
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Type: Offsite Levy © Towns Share of Cost . | 9
This project will establish a major east west connector road in the southeast quadrant of the Town between 9th Avenue and Broadway.
Beyond providing the access to the Eastside Development it also provides a shorter route to existing residential areas . As such this road
will be a benefit to the Town. Including this road in the off-site levies allows for the Town and future development areas to pay their share
of the road and also allows for the Town to have the road completed as a corridor prior to it being required by development as an access,
This project will also relieve some of the pressure on the need to upgrade the intersection of Broadway Avenue and Mitchell Street.
This project is likely to be required sooner than there will be funds available in the roads off-site levies reserve fund. Construction of the
road prior to development may create a situation where the location of the road impacts changes to development plans.
Notes:
A recalculation of the project costs has been undertaken in February 2017. The project has been split into phases identifying that certain
parts of the project can be deferred, The items that are proposed to be deferred are, the separate sidewalks and trails which can be
installed at the time of development and creating a four lane divided urban section for the most easterly 100 metres and the tie to Saamis
Drive which can also be deferred either until adjacent development occurs or the Saamis Drive Realignment is undertaken.
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The realignment of Saamis Drive was proposed in the original Eastside Area Structure Plan to increase the stacking distance between the
intersection of Saamis Drive and Broadway Avenue and the CPR mainline.
Saamis Drive is identified as an Arterial road and will require upgrading to accommodate future traffic as development occurs. Realigning
the road also provides the opportunity to create a better development, reduce safety concerns and improve the roads operational
capacity.
This project is likely to be required sooner than there will be funds available in the roads off-site levies reserve fund. Construction of the
road prior to development may create a situation where the location of the road impacts changes to development plans.
The sanitary sewer trunk was installed on what was proposed as the realignment however this alignment failed to take into consideration
that Saamis Drive is an Arterial Road and noted it as a collector, did not follow TAC standards in terms of radii, created Tee intersection
couplets (which were a fad in the 1970s and 1980s until it was realized that they created more conflict points, cost more and were less
safe than a four legged intersection.) and did not recognize the opportunities that could be created. A recalculation of the project costs
has been undertaken in February 2017.
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" 'Type, Offsite Levy Towns Share of Cost ; ah
Project Description:
Project is to signalize the intersection to reduce wait times for traffic trying to make through or left turn movements onto Broadway.
Project Justification:
The intersection has sufficient traffic volume that the signalization warrant done for this intersection shows that a signal light is
warranted,
Traffic experiencing long delays typically start accepting risker traffic maneuvers which increases the number of accidents at an
intersection. Without signalizing this intersection the Town can expect an increase in accidents at this intersection.
The Transportation Master Plan noted that the signalization of this intersection could be deferred a few years if 9th Avenue SE was
pushed through to Saamis Drive.
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1 Type) Offsite Levy Towns Share of Cos %
Previous Budget Estimate: $ 6,381 TawnsPercentage of Cost S
| MYCIP Ranking (each categoryoutof4) Fi. 2 (ls NS
Ba gkas| be | ae [SEE Se ees Bb es hia {ie Ala SS
This project is to turn Mitchell Street North into a four lane arterial road to support development in the Northside Subdivision.
The project is only required due to the development of Northside and the densification of the commercial / industrial area north of the
Trans Canada Highway.
Deferral of the project too long will result in a very congested road that will be much more expensive to build. Construction of the road
too soon will result in a road that is constantly ripped up to install new infrastructure.
This project has been split into multiple phases to try and address both of the above noted risks.
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This project is an arterial road through the north end of Town,
|
PFOlECUJUSUT) On:
The purpose of this project is to provide improved access to the Trans Canada Highway for the Northside Development.
Part of this project is in Cypress County. This project may have changes in alignment based on how the development proceeds and
discussions with the County and City occur in the future.
A recalculation of the project costs has been undertaken in February 2017. This project has been split into multiple phases to try and
address both of the above noted risks.
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| Other
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ia infrastructure Class; Roads ------__Costiof Work Completed
i Off-site Lew'Reserve: Transportation Deventure interest
Na Type: Offsite Levy Towns Share of Cost | 9
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Improvements to the intersection were suggested in the 2010 Master Transportation Plan.
Project Justification:
The improvements were suggested to create a continuous traffic pattern on South Railway Street to the Northwest quadrant of the Town.
This project will be driven by development | the northwest quadrant.
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ae Name: 8 the ST NW Upgrade (Broac way Ave to 4th AVE NW)
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This project is to upgrade the 8th Street to a four lene divided arterial.
This project is to improve the capacity of 8th Street to function as a primary arterial road. It is envisioned that the only work on this project
that will be required prior to 2050 is the acquisitior of land.
The current ROW is 20.1 metres and the ROW projected to be needed in the future is 40 metres.
Land should be compiled as conditions of development and subdivision and only be paid for out of absolute necessity.
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Project is to improve Mitchell Street from South Railway to the Trans Canada Highway, It is envisioned that this will become a 4 lane
divided arterial section.
Pro cU justification:
This project is driven by increased traffic due to development.
This project was separated out from the Mitchell Street North project as its contributing areas are different.
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Projectis to upgrade river road and improve the grades on river road.
The grades on river road do not meet best practices or most applicable standards for access roads to residential areas. Currently the
road is not an issue as there are very few residences in the river valley. However with the development of the land in the river valley the
need to improve the grades and upgrade the road structure to provide good all weather access to the river valley will become critical.
Currently development in the river valley is restricted by availability of potable water and access to sewage disposal. With projects
included in the off site levies to resolve these issues the last issue will become the single road accessing the river valley and its 11% grades
Notes:
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type. Off-Site Levy 'owns Share of Cost
Project was to build a new water treatment plant near the existing potable water reservoir, raw water pump station improvements at the
intake at the river and twin the raw water pipeline from the raw water pump station to the new water treatment plant.
Project justification
Project completed in 2016.
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infrastrietire ciass; =» Water "(Cost of Work Completed
| 'Off-Site Levy Res eve: Water Debenture Interest:
+ Type Offsite Levy Towns Share of Cost
Project Description:
This project is required to ensure that there is adequate water pressure and fire fighting pressures throughout the Town and to provide a
secondary water reservoir and pump station in the event that there is a problem at the existing reservoir or pump station.
Project is required because there are capacity bottlenecks in the existing system which make it impossible to service the Northside and
Eastside developments.
If the project does not proceed after the next 2 or three phases of development in Northside and Eastside further development will have
to be held back.
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|Project Description:
Project is to upgrade some deficiencies in the distribution system.
The proposed upgrades will support the development of a reservoir on the north side of the Trans Canada Highway.
| Notes: :
Assumed that this is the same as the Distribution System Upgrades in the Offsite Levies
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Wifrastructure class: Water Cost of Work Completed
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Project. Description,
This project is to provide a watermain trunk in Mitchell Street.
Project Justification;
This Trunk is in support of development in Eastside but also provides additional looping of the Town's existing system and supports the
construction of a reservoir and pump station north of the Trans Canada Highway.
To Support the IXL development in Eastside
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Project Name! bo nN Fire Flow Improvement - South Highway Drive to Duncan --
f cf "Infrastructure Class: Water Cost of Work Completed
i 'Off-Site Levy Reserve: Water Debenture interes
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i Type, Offsite Levy Towns Share of Cost SX
heh Previous Budget Estimate: $ 192 Jowns Percentage of Cost Ss
" nice wo ro | Urea Clete a SE StS 2 =
Project Description:
This project is to improve looping of the existing system.
This project is not driven by development but by the desire to improve system redundancy.
Project was removed from the off-site levies in the 2017
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r Year Added: 2016 Total of Remaining Casts d
Project is to install a watermain in 3rd Avenue .
| Project justification
3rd Avenue may be constructed prior to the developer requiring it.
Proj + Risks:
Notes:
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Project is to improve capacity by removing bottlenecks on 9th Avenue.
PFO) justification:
Project was completed in 2016. Included here as itis an Off-Site Levies Project. |
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Water Trunk in Saamis Drive
Pro} ustification
This Trunk is in support of the Eastside Development and will improve the looping in the development.
Proje ct RISKS:
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itrastructire'class: Water "Cost of Wark Completed
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| Project Description:
Project is to install a water trunk from the Towns distribution system to the river valley.
'
Project justification;
Development of the river valley requires an improvement in the potable water supply.
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Purchasing water licences when they become available.
There is a shortage of water licences for withdrawals in the South Saskatchewan River Basin, As time goes by the Town will require more
Project Risk: ¥
Prices for water licences could dramatically increase in the future. The growth of the Town may be hampered by a lack of water licences.
It may be preferable to create a reserve fund for Water Licence Purchases.
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Project is to install a sanitary sewer trunk in Mitchell Street North
. Project is needed to support the development of Northside. '
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Us Budget Estimate: $ 4,193 jowns Percentage ES -
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Project Daseription
This sanitary trunk is undersized and with additions of Bayliss and River Terrace Areas the line will not have sufficient capacity.
Projec Justification:
This project is driven by new development.
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Previous Budget Estimate: S 2,595 Towns Percentage of Cost A
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Development of the first phase of Northside will consume all of the capacity in this trunk. Therefore the need for this upgrade is driven by
Project RISKS:
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F rOyech Description!
This project is to increase the capacity in the existing sanitary system in the northwest quadrant.
Profect justification: .
Capacity upgrades are required to support new development.
Notes;
The following projects were amalgamated into this project, 4th Ave NW Twinning (Main and 4th St NW) and 300 Bik of 4th St NW - $921,
2nd Ave (5 -6th St), 5th St 200 Bik and 3rd Ave NW (4th - 5th St NW) twinning - $588, 2nd Ave (5 -6th St), 5th St 200 BIk and 3rd Ave NW (4th
- 5th St NW) twinning incremental cost - $310, NW 3rd St and 3rd Ave Lift Station and downstream force main and gravity mains upgrade -
$3449, 6th St NW Twinning (000 - 100 Bik) - $534, NW 3rd St and 3rd Ave Lift Station and downstream incremental cost for additional
development - $1358, 4th Ave NW Twinning (Main and 4th St NW) and 300 BIk of 4th St NW incremental for development - $6, (
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Proje ct Description:
Project is to install a sewer line in 3rd Avenue .
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Pro] ct Justification;
3rd Avenue may be constructed prior to the developer requiring the sewer line.
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COMWIDUTIONS
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Notes:
Offsite Levies show the project at $3,847,000
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This could be an offsite levies project, This project replaces the following 2016 MYCIP projects that had a total value of $1211, Dirkson Dr.
NE (Van Dam St N to Boundary Rd) - $430, Elbow Dr. NE (Broadway Ave to Dirkson Dr.) - $680, Broadway Ave E (mid 1800bIk to Elbow Dr.) -
$101,
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Project. iption:
This sanitary trunk is undersized and with additions of Bayliss Area the line will not have sufficient capacity.
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This project is driven by new development.
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hy Or site Levy Reserve: Sanitary Desenture interest
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This sanitary trunk is undersized to allow for new development.
Pro t fu f Hon i}
This project is driven by new development.
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Project Description |
Project is to build an outfall to an unnamed draw north of the Town.
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Project justification:
This project is required to allow the storm drainage system of Northlands an outlet to the River.
from ICF 2007 AS Discussed to be induded
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Prolect. cription
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fag ect fustification:
This drainage project is required to support the Northside Development.
Project Risks:
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| Facilities Tab |, 30% 'Ov For Offsite Levies Facilities Tab
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'iN Type Offsite Levy Towns Share of Cost NS 9
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| Pro} t Description:
Storm network in Saamis Drive.
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| Proje ct Justification:
9th Avenue may be constructed prior to the developer requiring the storm sewer network,
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| Project Description
This project supports the Saamis Drive realignment project.
Notes;
EE ef
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pe: Offsite Levy owns Share of Cos o |
| Previolis Buriget Estimate: $ 1,200 (intaane percents Ol |
_UPRSIRES| EE [G2 ERE EE RES ete 4s
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Pro} MCU JUSUTIC ation:
CURISKS:
Notes:
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Expansion of the Dirkson Drive storm pond and storage before the City Trunk or diversion to Dirkson Pond.
Pro ustification
The storm system in the existing industrial area was under designed. The issues become greater with every new development. Project is
intended to reduce some of the systems inadequacies.
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mes [items [ | tit Ty tT tt ty
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Budget | For Offsite Levies Construction Costs Tab
| For Offsite Levies Estimate of Remaining Costs
Facilities Tab | 30% 0% For Offsite Levies Facilities Tab
Total | !
|
r)| $52.877 $0 $0 $484,835 $0 $0 $0 so $0 so to $0 0
|
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Expansion of the Dirkson Drive storm pond and storage before the City Trunk or diversion to Dirkson Pond.
The storm system in the existing industrial area was under designed. The issues become greater with every new development. Project is
intended to reduce some of the systems inadequacies.
el Budget in For Offsite Levies Construction Costs Tab |
ibe Fox Oita Lites Estimate of Remaining Costs
rh | Facilities Tab | 30%) | 0% For Offsite Levies Facilities Tab
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